Consider a 203K if the seller will accept the contract. 

So I’m hoping with the power of real estate and smart investing I’m able to achieve my goal within the next 10 years.

If there is time to make your offer you might have the title searched to make sure there are no other liens that need to be taken care of.Unless you feel that owner will not be angry if he finds out that you are assigning the contract for profit, you might want to budget for 2 closings if you feel the possibility of him being angry about you making money. 

For wholesalers the competition is fierce and so many players are fighting over leads that it is very hard (lots of marketing $$$$) to get houses under contract at this time. 

Do you think I should get an agent to do this or a simple purchase agreement contract will do (I will have my attorney look at it). 

And I'm trying to get as many of these deals as I can under contract but with anything money is always the factor. 

He also says he hasn’t had a charge since 2008 and the credit check (smart move) said there were a few in 2012.

Legally, they have breached the contract and if you take them to court you'd likely win. 

Hello BP Community, My partner and I (2 people) have a property under contract and are working through the closing process.

well part and parcel of most contracts is marketable title .. this title right now is not marketable if they don't have the money or there is not sufficient equity to pay the liens then its a sale fail.